Second Dunearn Road GLS | S$1,625 psf ppr Land Price Impact

The Bukit Timah Turf City precinct has a second private residential developer. Wing Tai Holdings and Metro Holdings have submitted the top bid for the second Dunearn Road GLS site – the adjacent plot to Dunearn House – at S$1,625 psf ppr, just under S$533 million in total. The tender closed on 28 April 2026.

This is a landmark data point for every buyer currently evaluating Dunearn House. Here is what it means.

Source: The Business Times, 28 April 2026.

What Just Happened

The second Dunearn Road GLS site was launched for tender in December 2025 as part of the 2H2025 Government Land Sales Confirmed List. Covering approximately 19,042 sqm with a potential yield of approximately 330 residential units and 1,400 sqm of commercial space, the site sits directly adjacent to the first Dunearn Road plot – the one being developed as Dunearn House by Frasers Property, Sekisui House and CSC Land Group.

Six developers submitted bids. Wing Tai Holdings and Metro Holdings emerged with the top offer at approximately S$533 million, translating to S$1,625 psf ppr. The tender closed at noon on 28 April 2026.

Source: The Business Times, 28 April 2026. URA 2H2025 GLS Confirmed List, December 2025. ERA Singapore commentary, December 8, 2025.

The Land Price Comparison – Why S$1,625 Matters

To understand the significance of this number, it needs to be placed alongside the other recent Turf City and Bukit Timah corridor land transactions:

The second Dunearn Road site has been awarded at S$1,625 psf ppr – approximately 15% higher than the land cost paid by the Dunearn House consortium nine months earlier. This is not a marginal uplift. It is a material re-rating of what the Turf City precinct is worth to institutional developers who have done their full due diligence.

Source: URA GLS award data. The Business Times, 28 April 2026 – second Dunearn Road GLS award. EdgeProp Singapore, July 2025 – first Dunearn Road GLS award.

What This Means for Dunearn House Buyers

For buyers currently evaluating Dunearn House, the second Dunearn Road land award sends three clear signals.

1. The Turf City precinct has been validated twice

The first Dunearn Road GLS attracted nine bids. The second attracted six bids at a higher land price. Two separate developer competitions, nine months apart, have now placed competing institutional bets on the same Turf City precinct. This is not speculation – it is a pattern of sustained developer conviction that reflects deep analysis of the location’s long-term value.

2. Dunearn House’s land cost now looks conservative by comparison

Dunearn House was acquired at S$1,410 psf ppr. The adjacent site has now been acquired at S$1,625 psf ppr. The developer consortium behind Dunearn House paid less for their land than Wing Tai and Metro Holdings paid for the neighbouring plot. All else being equal, this gives the Dunearn House developers more pricing flexibility – and gives Dunearn House buyers entry into a precinct where the benchmark land cost has already risen by 15% since the first site was awarded.

3. The second development will raise the neighbourhood profile

Wing Tai Holdings is one of Singapore’s most respected residential developers, known for premium products including Leedon Residence, The Seasonal Residence and Nouvel 18. Metro Holdings is an established Singapore conglomerate with a long history in property development. Their combined involvement in the Turf City precinct means Dunearn House buyers will be neighbours to a Wing Tai premium product – which supports long-term neighbourhood positioning and rental profile.

Source: Wing Tai Holdings corporate profile. Metro Holdings corporate profile. The Business Times, 28 April 2026.

What This Means for Dunearn House Pricing

The second Dunearn Road land award at S$1,625 psf ppr has direct implications for where Dunearn House is likely to price when it launches in July 2026.

Prior to this award, the most cited institutional analyst estimates for Dunearn House were S$2,900 to S$3,000 psf from CBRE and S$2,910 to S$3,100 psf from SRI Research. These estimates were based on the original land cost of S$1,410 psf ppr.

With the adjacent site now transacting at S$1,625 psf ppr, the Frasers Property consortium has a powerful comparable to reference when setting the Dunearn House price list. A developer whose land cost is S$1,410 psf ppr can point to a neighbouring developer who paid S$1,625 psf ppr as justification for pricing at the higher end of analyst estimates – or potentially above them.

This does not mean Dunearn House will price above analyst estimates. Developers weigh many factors including market absorption rate, unit mix and competitive positioning. But the second site award makes a case for Dunearn House pricing toward the top of the S$2,900 to S$3,100 psf range rather than the bottom.

Official Dunearn House pricing has not been released by the developer. Register below to receive the price list when it is officially released.

Source: CBRE Singapore launch price estimate of S$2,900 to S$3,000 psf and SRI Research estimate of S$2,910 to S$3,100 psf – EdgeProp Singapore, June 2025. Second Dunearn Road GLS land price: The Business Times, 28 April 2026.

Wing Tai and Metro Holdings – Who Are They?

Wing Tai Holdings is a Singapore-listed developer with over five decades of experience in premium residential development. Their Singapore portfolio includes Leedon Residence in District 10, The Seasonal Residence, Helios Residences, Nouvel 18 and Belle Vue Residences – projects that consistently target the upper segment of Singapore’s residential market. Wing Tai also has development experience in Malaysia and China.

Metro Holdings is a diversified Singapore conglomerate with retail and property development interests. Their property division has been involved in residential development projects across Singapore and China, with a focus on quality mid-to-upper market residential products.

The Wing Tai and Metro Holdings partnership brings a premium development philosophy to the second Turf City site – consistent with the precinct’s positioning as a low-density, heritage-sensitive residential estate for discerning buyers.

Source: Wing Tai Holdings Annual Reports and corporate profile. Metro Holdings corporate profile and property division overview.

The Two Dunearn Road Sites – How They Compare

The second site is larger in land area and includes a commercial component at the first storey – which the first Dunearn Road site does not. This means the second development will likely include ground-level retail, F&B or community amenities that benefit both its own residents and Dunearn House residents next door. This is a meaningful lifestyle addition to the Turf City precinct that was not available when Dunearn House buyers first evaluated the site.

Source: URA GLS site specifications. ERA Singapore commentary, December 2025. The Business Times, 28 April 2026.

What This Means for the Broader Bukit Timah Corridor

The second Dunearn Road award at S$1,625 psf ppr has implications beyond just the two adjacent Turf City sites. It sets a new benchmark for the entire Bukit Timah Turf City precinct – one that will influence how future GLS sites within the estate are priced and valued.

Under the URA Master Plan 2025, the Turf City estate will eventually house 15,000 to 20,000 residents across multiple GLS plots released progressively over 20 to 30 years. Each successive land award in a master-planned precinct typically prices at or above the preceding award – meaning the S$1,625 psf ppr benchmark set today will likely serve as a floor for the next Turf City site when it is released.

For buyers who have been following the Bukit Timah corridor across all four upcoming launches – Dunearn House, Holland Link GLS, Bukit Timah Road GLS and Peck Hay Road GLS – today’s award provides the clearest signal yet that the Turf City land price trajectory is moving upward, not sideways.

Who Should Act Now

For buyers who have been monitoring Dunearn House and waiting for a catalyst to decide, today’s second Dunearn Road award provides exactly that. Three reasons:

• Dunearn House is the only site you can buy in 2026. The second Dunearn Road development by Wing Tai and Metro Holdings will not launch for public sales until 2027 at the earliest – and when it does, it will be priced off a land cost of S$1,625 psf ppr rather than S$1,410 psf ppr.
• The land cost gap is now locked in. Buyers who purchase Dunearn House at launch will have entered the precinct at a land cost that is 15% below the neighbouring developer’s benchmark. That gap does not reverse.
• The neighbourhood is confirmed. With two premium developer consortiums now committed to adjacent sites in the same precinct, the Turf City neighbourhood character is no longer dependent on a single developer’s vision. It is being shaped by multiple institutional participants simultaneously.

Dunearn House is expected to launch in July 2026. Floor plans and official pricing have not been released. Register below to receive them directly when the developer releases details.

For a full comparison across all four upcoming Bukit Timah corridor launches, read our Bukit Timah new launch condo 2026 guide.